Having an energy-efficient home is becoming a priority, writes Caroline Madden

WITH MORE pressing matters unfolding in the Irish property market over the past 18 months, it's not surprising that the new Building Energy Rating (BER) scheme has remained under the radar.

But as the scheme continues to be rolled out, and as spiralling oil prices focus minds on energy conservation, it is an issue that homeowners, developers, landlords and even tenants can no longer afford to ignore.

A BER is effectively an energy label - similar to those on a fridge or other electrical household appliance - which rates the energy efficiency of a property on a scale from A to G, with an A-rated home being the most efficient. The idea is that the rating allows potential buyers or tenants to compare the energy efficiency of properties.

Since the start of last year, almost all new homes being sold or let have had to have a BER certificate. As of next Tuesday, new non-residential properties will also have to be assessed and, by the January 1st, 2009, all existing homes will fall within the BER net. But what impact, if any, has the introduction of the new rating scheme had so far?

Firstly, it has prompted developers to raise their energy standards voluntarily, with the result that new homes are considerably more efficient than the existing stock of houses.

Figures compiled by Sustainable Energy Ireland (SEI) show that, of all new houses assessed to date, the vast majority (87 per cent) received a B rating, which is far in excess of the level of energy efficiency required under building regulations.

It is difficult to generalise about the energy performance of older homes, but some estimates suggest that a typical five-year-old house might have, for example, a C1 rating, while a 10-year-old house might have a D2 rating.

The big question is: does a better energy rating necessarily translate into a higher price? In advance of the implementation of the BER scheme, the Irish Auctioneers and Valuers Institute (IAVI) predicted that an A-rated home would fetch a price premium of at least 5 per cent more than a similar property with a lower rating.

Market conditions have changed dramatically in the meantime and the IAVI now feels such a premium is no longer realistic. Nevertheless, it maintains that a positive rating makes a house more attractive and is likely to result in a faster sale.

"Given the current relative slowdown in housing sales, the BER is certainly being used as a marketing tool," says Kevin Flavin of the Construction Industry Federation. "As regards putting a premium on a house, I'm not so sure . . . but certainly if people are going along looking at two- or three-bed semis and one has an A rating and another has a C1 rating, and they're the same price . . . people will prefer the higher BER."

New building regulations coming into force next Tuesday are expected to have an even greater impact on domestic energy efficiency, as a 40 per cent reduction in energy demands and carbon emissions will be required in all new homes. There will also be a minimum renewable energy requirement in all new homes, such as solar heating or a wood-pellet boiler.

But what if you're living in draughty older house, relying on fossil fuels and crippled by soaring energy bills? Should you follow the example being set in new homes and jump on the renewables boat?

Unfortunately, "retro-fitting" renewable energy systems in an existing home always cost more than installing them in a new-build, but as oil gets more expensive, the payback period shortens. And, of course, grants available under the SEI's Greener Homes Scheme are an added incentive.

However, before rushing out to buy the latest in solar-power technology or investing in a sophisticated geothermal heating system, take a look at your energy consumption habits. Even if you're already reasonably energy-conscious, it's usually possible to cut your consumption by at least 10 to 20 per cent by strategically tweaking your behaviour.

"The biggest energy user in your house is going to be your central heating. That would account for a good 60 per cent [of your energy consumption]," says energy expert and spokesman for the Power of One energy efficiency campaign, Aodhan Mac Phaidín. "The next big one would be hot water - that's roughly 24 per cent." Small appliances, lighting and cooking account for the remaining energy usage.

So there's no point obsessively switching off lights, unplugging electrical appliances and putting lids on pots if you're leaving the immersion on for hours and wearing a T-shirt in the middle of winter with the heat blasting out at a sweltering 30 degrees.

More detailed advice on the most effective behavioural changes can be found on www.powerofone.ie and www.sei.ie.

If you do decide to invest in a renewable energy system, bear in mind that this is a relatively new industry in Ireland, and both the quality of the technology and the expertise of suppliers and installers seem to vary widely across the market. As one industry expert put it: "It's like Dodge City long ago during the gold-rush days - everyone is getting involved."

Take wood-pellet boilers, for example. Ask one person about their experience, and they won't be able to praise their new heating system highly enough. Ask another, and steam will almost come out of their ears as they recount how their family endured a freezing winter without heat because their boiler went on the blink.

So far this year, the National Consumer Agency has received 12 complaints from members of the public in relation to wood-pellet boilers. The majority of complaints revolved around poor installation or a faulty boiler.

According to industry experts, the quality, price and availability of wood pellets have also caused headaches in the past. "You can have problems with dodgy batches of damp pellets," says Mac Phaidín. "Overall, though, they are incredibly efficient."

It is a good idea to use a supplier recommended by an acquaintance who has had a positive experience with them, rather than picking someone at random out of the Golden Pages. Also, think twice before scrapping your old heating system - if you run into problems, or your new system isn't generating enough heat, you'll be grateful to have your oil or gas boiler to fall back on.

Geothermal pump systems, which extract heat from the ground (and rely on electricity to operate), have also received mixed reviews. "One has to be very careful and cautious [with geothermal systems] because you could spend a lot of money on a sophisticated system which may not have real payback," says Fergal Mee, environmental director with engineering and energy consultants CMSE. "Your running costs may exceed the savings, so you need someone that you've confidence in to assess the system for you, independent of the sales guys."

Wind turbines and solar panels represent potentially free energy sources - after the initial capital outlay, there are no running costs apart from maintenance.

However, energy experts say wind turbines will not be a feasible option for households until small domestic users are able to sell excess electricity generated by their turbine to the national grid.

In the meantime, solar panels can be a good place to start. "I would recommend solar water heaters for families who use a lot of hot water," says Mac Phaidín.

"You'll get hot water from April until October . . . If it's overcast you might have to supplement it with your boiler."

However, he adds that, for a young couple with low water-heating requirements, this will not be as attractive an investment, as the payback period is longer.

Mee says people are not always aware that doubling up on the number or size of solar panels does not necessarily double the amount of energy generated.

"There's an upper limit above and beyond which extra panelling does not achieve any real benefit," he says.

So beware of eager salespeople trying to push larger orders on you, and consider taking advice from an independent energy-rating assessor before making a decision.

Michael Hogan of Genertec, a company that supplies renewable energy solutions, stresses the importance of checking the source of a product before buying.

"For example, for solar products we would encourage people to look at German technology," he says, as Germany is a market leader in solar technology research and development.

Perhaps the best advice of all is to carry out all those dull, unexciting home improvements, such as putting in proper insulation and installing double-glazed windows, before considering going down the renewable route.

After all, investing in even the most cutting-edge renewable energy system is pointless if your house is as draughty as a Swiss cheese.